Replacing your roof is one of the most important — and expensive — upgrades you’ll make as a homeowner. A new roof can cost between $5,000 and $12,000, though the national average is $8,000–$10,000. How much you’ll pay depends on the size of your home and the materials you choose. For larger homes or premium options like slate, copper, or solar shingles, costs can climb well past $30,000.
The biggest cost driver is roofing material. Budget-friendly options like 3-tab asphalt may cost around $5,000 total, while long-lasting materials like metal or clay tile can double or even triple that price. Roof size and pitch, regional labor rates, and structural upgrades like replacing decking or flashing also impact your final bill.
If your roof is over 20 years old, leaking, or missing shingles, it’s time to consider a replacement — especially if repairs are starting to stack up. A new roof not only protects your home from costly water damage but can also boost curb appeal and resale value.
In this guide, we’ll break down roof replacement costs by material, square footage, and region, so you know what to expect — and how to make the smartest choice for your budget and home.
This site receives compensation from the companies featured in this listing, which may impact where and how products appear. This listing doesn’t feature all companies, products, or offers that may be available.
What Is the Cost of a New Roof?
Most homeowners spend between $5,000 and $12,000 for a full roof replacement, with a national average around $8,000 to $10,000. If you’re using basic roofing materials on a small home, you might pay closer to $4,000–$6,000, but premium materials like slate, metal, or solar shingles can push costs well past $30,000, and even up to $80,000 for large, high-end installations.
Key Price Drivers
- Material Type: The biggest factor. Asphalt is the cheapest; slate and solar are the most expensive.
- Roof Size: More square footage = more materials and labor.
- Roof Pitch & Complexity: Steep or multi-slope roofs take longer to install.
- Labor Rates: Higher in urban areas or regions with strong demand.
What Is the Cost of a New Roof by Type?
When purchasing a new roof, material costs (particularly the cost of the roof shingles you choose) will have the most significant impact on your bill. Inexpensive options like asphalt will cost far less than premium materials like copper or slate.
Here’s a breakdown of the cost of roof replacements for the standard materials:
| Material | Total Cost Range | Lifespan | Best For |
|---|---|---|---|
| 3-Tab Asphalt Shingles | $4,500–$7,000 | 15–20 years | Tight budgets, starter homes |
| Architectural Shingles | $7,000–$14,000 | 25–30 years | Mid-range option with better durability |
| Metal (Steel/Aluminum) | $12,000–$18,000 | 40–70 years | Harsh weather, energy-conscious homeowners |
| Clay Tile | $17,000–$26,000 | 50–100 years | Dry, hot climates; Spanish/Mediterranean homes |
| Concrete Tile | $9,000–$14,000 | 30–50 years | Alternative to clay with similar look at lower cost |
| Slate | $20,000–$30,000+ | 75–200 years | High-end, historic homes |
| Copper | $30,000–$50,000+ | 50–100 years | Premium homes, coastal areas |
| Solar Shingles | $66,000–$84,000 | 25–30 years | Energy efficiency, modern aesthetic |
| Wood Shingles (Cedar) | $9,000–$14,000 | 20–30 years | Rustic look, dry climates |
When considering the cost of a new roof, it’s important to factor in the estimated life span of each material. While some options, like 3-tab asphalt shingles, may have a lower up-front cost, they also have a shorter life span compared to more expensive materials like metal, clay tile, or slate. Investing in a higher-quality roofing material with a longer life span can save you money in the long run by reducing the need for frequent replacements. However, it’s essential to balance your budget with your long-term goals and the overall style of your home when making a decision.
3-Tab Asphalt
- Cost: $4,500–$7,000
- Lifespan: 15–20 years
If you’re on a tight budget or selling soon, 3-tab shingles are the most affordable roofing option. They’re easy to install and widely available, but they don’t hold up well in extreme weather and have the shortest lifespan of any material.
Best for: Entry-level homes, mild climates, short-term ownership
Architectural
- Cost: $7,000–$14,000
- Lifespan: 25–30 years
Architectural shingles are thicker and more durable than 3-tab, with better resistance to wind, water, and wear. They also look better, adding depth and texture to your roof. You’ll pay more upfront, but they last longer and hold up better.
Best for: Long-term homeowners who want a good balance of cost and durability
Metal
- Cost: $12,000–$18,000+
- Lifespan: 40–70 years
Metal roofs (steel or aluminum) handle extreme weather like a champ — they’re great in snowy regions, wildfire zones, or coastal areas. They’re also lightweight and energy-efficient, but more expensive and noisy in heavy rain if not insulated well.
Best for: Harsh climates, energy efficiency, or homeowners who want long-term performance
Clay Tiles
Cost: $17,000–$26,000
Lifespan: 50–100 years
Clay tile is heavy, beautiful, and made to last — especially in hot, dry regions. It’s fire-resistant and energy-efficient, but it’s fragile underfoot and requires a strong roof structure for support.
Best for: Southwestern or Mediterranean-style homes in hot, dry climates
Concrete Tiles
- Cost: $9,000–$14,000
- Lifespan: 30–50 years
Concrete tile gives you a similar look to clay at a lower price. It’s still heavy but less fragile and holds up well in dry or windy regions. Not ideal for wet climates, as it absorbs water over time.
Best for: Homeowners who like the tile look but want to save money
Copper
- Cost: $30,000–$50,000+
- Lifespan: 50–100 years
Copper is beautiful and tough — it resists corrosion, develops a classic patina over time, and adds serious curb appeal. But it’s very expensive and requires skilled labor to install correctly.
Best for: High-end homes and coastal properties where appearance and durability matter most
Slate Roofing
- Cost: $20,000–$30,000+
- Lifespan: 75–200 years
Slate is the king of durability — it can outlast the house itself if installed properly. It’s fireproof, weatherproof, and looks incredible. But it’s also extremely heavy and pricey, and repairs must be done by specialists.
Best for: Luxury or historic homes where longevity and aesthetics are top priorities
Solar Shingles
- Cost: $66,000–$84,000
- Lifespan: 25–30 years
These do double duty — they protect your home and generate power. Solar shingles blend in better than traditional panels but come with a hefty price tag and require a newer electrical system.
Best for: Eco-conscious homeowners with strong sun exposure and long-term plans
Wood Shingles
- Cost: $9,000–$14,000
- Lifespan: 20–30 years
Wood shingles give homes a rustic, natural look. They insulate well and are sustainable when sourced responsibly. But they need regular upkeep and aren’t ideal in wet or wildfire-prone areas.
Best for: Dry, moderate climates where aesthetics and insulation are priorities
Repairing Vs. Replacing Your Roof
Sometimes a few missing shingles or a small leak is all you’re dealing with. In those cases, a simple repair — costing anywhere from $300 to $1,500 — can buy your roof a few more years. But if your roof is over 20 years old, leaking in multiple spots, or sagging, it’s probably time to replace it altogether.
When to repair:
- Your roof is less than 10–15 years old
- Damage is localized (a small leak or a few missing shingles)
- You’re prepping to sell and just need to pass inspection
When to replace:
- Widespread damage or sagging
- Roof is near or past its expected lifespan
- Repair costs are stacking up and nearing replacement prices
Replacing a roof is a bigger investment, but it solves underlying issues once and for all — no more patch jobs, mold risks, or stress every time it rains.
Roof Cost by Home Size
The bigger your house, the more roof you’ve got to cover — and the higher the cost. Here’s what you can expect based on square footage:
| Home Size | Estimated Roof Cost |
|---|---|
| 1,000 sq. ft. | $5,000–$7,000 |
| 1,500 sq. ft. | $7,000–$10,000 |
| 2,000 sq. ft. | $8,000–$12,000 |
| 2,500 sq. ft. | $10,000–$15,000 |
| 3,000 sq. ft. | $12,000–$18,000 |
| 3,500+ sq. ft. | $14,000–$25,000+ |
These ranges assume architectural asphalt shingles. Premium materials like slate or copper will add significantly more.
Additional Factors That Affect Roof Cost
Other factors affect the cost of a new roof besides its size and material. Below, I’ll outline each of these cost factors and explain how much they can impact your final bill.
Labor
Labor makes up 40%–60% of your total bill. Rates vary by region and roof complexity. Expect to pay more if your roof is steep, multi-leveled, or hard to access. However, for most roof projects, labor costs range from $2 to $4 per square foot.
Number of Slopes and Roof Pitch
Steeper roofs require more materials and more time to install safely, which bumps up the total cost.
| Base Home Size | Pitch | True Roof Area | Estimated Cost |
|---|---|---|---|
| 2,200 sq. ft. | 4:12 | 2,541 sq. ft. | $10,000 |
| 2,200 sq. ft. | 8:12 | 2,897 sq. ft. | $11,500+ |
| 2,700 sq. ft. | 6:12 | 3,279 sq. ft. | $13,000+ |
Old Roof Disposal
Tearing off your existing roof and disposing of the debris can cost $1,000 to $5,000, depending on the material and number of layers.
Always confirm removal and disposal costs are included in your quote — don’t assume they’re free
Read also: Guide to Roof Shingle Measurement
Inspections and Permits
Independent roof inspections typically cost between $100 and $400, depending on your home’s size. Permit requirements and costs will vary wildly depending on your country, state, and even city. Since obtaining a permit can be a hassle, contractors typically handle this. Permit fees run between $150 and $500, but larger projects may be more expensive.
Repairs and Add-Ons
Unforeseen issues often pop up during replacement. Here’s what you might encounter:
| Repair or Add-On | Cost Estimate |
|---|---|
| Flashing repair/replacement | $10–$27 per linear foot |
| Roof sealing | $1–$4 per square foot |
| New skylight | $900–$2,500 |
| Chimney repair | $150–$1,000 |
| Gutter replacement | $1,000–$7,000 |
| Insulation upgrade | $1,500–$2,000+ |
| Roof decking (underlayment) | $2–$3 per square foot |
Warranties and Insurance
Most manufacturers offer free product warranties that cover the materials for their expected life span.
Additionally, reliable contractors will provide a workmanship warranty that covers the installation of the materials and the labor of the job. If you have either of these warranties on your current roof, you may have coverage on your replacement.
In addition to potential warranties, your homeowners insurance may help pay for your roof replacement. Most homeowners insurance plans cover roofs that receive damage due to severe weather, like hailstorms and abnormally high winds, or from events like arson.
Remember that homeowners insurance doesn’t cover things like mold, mildew, pests, or normal wear and tear, nor does it cover damage from improper care or lack of maintenance. Because of this, good upkeep and consistent roof care are essential, including scheduling regular inspections to catch costly problems early on.
How To Know If You Need a New Roof
Knowing when it’s time to replace your roof can be tricky, especially if you don’t know your roof’s exact age. But, there are some telltale signs to look for that can indicate your roof is nearing the end of its life.
Your Roof Is Missing Shingles
One or two missing shingles aren’t a cause for concern, but if your roof is missing large patches of shingles, it’s a major sign that your roof is nearing its end. A typical asphalt shingle roof has a life span of 20–25 years, while architectural shingles last from 30–40 years.
The Neighbors Are Replacing Their Roofs
Since most homes in a neighborhood are the same age, they’re probably all due for a new roof around the same time. This is one of several tips for telling the age of your roof, and it is especially helpful if you’re friendly with your neighbors because they may be able to recommend a roofing company they like.
You’re Experiencing Leaks
Leaks and water damage are two common signs of an aging roof. While water damage is often most noticeable around skylights, vents, gutters, or drip edges, it can occur anywhere seals may be failing. As your roof ages, the seals keeping water out begin to wear down, and signs of leaks will become more apparent. You should call a roofing company for an inspection if you notice any new leaks, especially along exterior walls, as this may be a sign that your roof needs replacing.
Read also: Solutions for fixing a leaking roof
You Notice Outward Signs of Wear and Tear
Along with peeling roof shingles (find out what roof shingle entails), unevenness, cracks, drafts, and sagging are all signs of a new roof in your future. These problems indicate that your roof’s structural integrity is declining and warrants urgent attention.
If you spot any of these problems, it’s always best to get a handle on things early by contacting a professional inspection company. An inspector can assess the damage your roof has sustained and give you a rough estimate of your roof’s age and potential future issues.
Alternatives to Roof Replacement
If your roof is showing signs of wear and tear but is not yet in need of a full replacement, there are several alternatives to consider. These options can help extend the life of your roof and save you money in the short term.
Re-Roofing
Re-roofing is about 10%–20% less than full replacement. This involves adding a new layer of shingles over your existing ones. It saves time and labor, but it doesn’t address underlying issues and can only be done once. It’s not allowed everywhere, so check your local codes.
Roof Repairs
Roof repairs range from $300–$3,000 if the damage is localized — like a small leak, cracked flashing, or a few missing shingles — targeted repairs are a smart short-term fix. Just be sure to address issues early to avoid more costly damage.
Roof Coating
Coatings cost $1,000–$5,000 and are most common on flat or low-slope roofs. They are liquid membranes that seal small cracks and extend life by 5–10 years. Great for delaying a full replacement, but not a permanent fix.
Roof Overlay
In some cases, a new layer of metal roofing can be installed over the old one. Like re-roofing, this saves on demo costs but must be done carefully to avoid structural issues.
Professional Vs. DIY Roofing Costs
Unless you’ve got serious roofing experience and proper safety gear, replacing your own roof isn’t worth the risk. Roofing is dangerous, time-consuming, and easy to mess up — and one mistake could void warranties or cause leaks that cost thousands to fix.
Even for skilled DIYers, the cost savings are usually small once you factor in equipment, materials, and the value of your time.
A licensed roofer handles everything from permits and tear-off to final inspection. You get expert installation, warranty protection, and peace of mind. Always get multiple quotes, read reviews, and ask about warranties on both materials and labor.
This site receives compensation from the companies featured in this listing, which may impact where and how products appear. This listing doesn’t feature all companies, products, or offers that may be available.
So, Is a New Roof Worth the Cost?
In most cases, yes — a new replacement roof is absolutely worth the investment. Beyond improving your home’s appearance, it protects against costly issues like water damage, pest infestations, mold, and insulation failures. Replacing an aging or compromised roof before it fails can prevent thousands of dollars in interior damage, especially if leaks start affecting walls, ceilings, or structural elements.
Financially, a roof replacement often delivers a strong return. Homeowners typically see a 60% to 65% return on investment with asphalt shingles, and that ROI can climb to 85% or more with premium materials like metal or slate in the right market. A new roof can also make your home more appealing to buyers, help it sell faster, and in some cases, even reduce your insurance premiums.
If your roof is pushing past the 20-year mark or you’ve had to patch the same issue more than once, investing in a full replacement now can save you major headaches — and expenses — down the road.
FAQs About Roof Replacements
Unless you’re a licensed roofer with proper safety equipment, hire a pro. Roofing is one of the most dangerous jobs in construction — even small mistakes can lead to major leaks, structural damage, or serious injury. About 1 in 3 construction deaths happen during roofing work.
DIY repairs might seem cheaper, but most homeowners won’t save much after factoring in material costs, tool rentals, and time. Plus, improper work can void your roof warranty or homeowners insurance. For anything more than replacing a shingle or cleaning a gutter, call a professional.
Reshingling often costs just as much as a full roof replacement — typically $5,000 to $12,000 for asphalt. That’s because most roofing contractors won’t just slap on new shingles without checking and replacing the underlayment or flashing underneath, which adds labor and materials.
If your existing roof is in great shape and only has one layer, re-roofing (installing shingles over old ones) might be cheaper — but it’s not always recommended. It won’t fix underlying issues and may not be allowed by local building codes. Ask your contractor what’s best for your home’s condition.
Yes, a new roof adds value and makes your home more appealing to buyers. You’ll typically see a 60% to 65% return on investment (ROI) for standard asphalt shingles. Higher-end materials like metal or slate can yield even higher returns — up to 85% — especially if you live in an area with harsh weather or high home values.
Beyond dollars, a new roof also signals buyers that the home is well-maintained, which can help sell your home faster and reduce the chances of a deal falling through during inspection.
A new roof is expensive because it’s labor-intensive, requires skilled installation, and protects your entire home from water, wind, and structural damage. Materials alone can cost thousands, especially for long-lasting options like metal or tile. Labor makes up roughly 40% to 60% of the total price.
Add in costs for removing the old roof, inspections, permits, and potential repairs to the roof decking, and the price adds up quickly. But a properly installed roof can last decades — and skipping quality now usually leads to more expensive problems later.
A new roof on a 2,000-square-foot home typically costs between $8,000 and $12,000 using mid-grade materials like architectural asphalt shingles. If you go with basic 3-tab asphalt, you might pay closer to $7,000, while premium options like metal or tile could cost $15,000 or more.
Keep in mind that price also depends on your roof’s pitch, number of slopes, accessibility, and location — all of which affect labor costs. Always get multiple quotes from licensed contractors to compare options.
